While not all inclusive, this list identifies MANY of the things your Realtor®, will do for you or on your behalf. If your real estate agent is not doing many of these things on your behalf, it may be time to discuss why he/she is not providing these services.

Pre-Listing:

A lot goes in to getting ready for the initial listing appointment. After an initial phone call, we will verify City Records and previous sales, do a thorough Market Analysis, and prepare documentation. This process generally takes several hours before we even meet with a prospective client.

Research “Average Days on Market” for property of this type and location

Prepare Comparative Market Analysis

Print Map of property and comps

Prepare Agency Disclosure

Prepare Listing Contract

Prepare Seller’s Property Disclosure

Prepare Closing Instructions

Prepare Lead-Based Obligations of Seller

Prepare Lead-Based Paint Disclosure

Prepare Square Footage Disclosure

Prepare Seller’s Request for Verification of Loan Information

Prepare Showing Instructions

Prepare Pre-Listing Packet

Order delivery of Pre-Listing Packet

Confirm time to meet with Seller

Listing Appointment:

Meet with Seller to discuss market, pricing strategy, and options. Determine financial and time needs. Would working together be mutually beneficial? Prepare Net Proceeds for Seller. Discuss Staging of the property. If proceeding, fill out paperwork.

Give Seller an overview of current market conditions and projections

Discuss Comparative Market Analysis

Discuss pricing strategy based on professional judgment and market

Discuss goals with Seller to market effectively, including schedule for selling

After Listing Appointment:

Place sign, lockbox, directionals. Take measurements and pictures (after Staging). Verify all information and enter into MLS. Design flyers, do all internet input to multiple sources, design eProperties site, make web page, show property to prospective Buyers, discuss property with other agents, Broker Open, if applicable.

Contract Negotiations:

Thoroughly review and discuss all offers, review Buyer’s financial qualifications and details of offer, prepare Net Sheet for Seller with offered numbers, negotiate and renegotiate as many times as it takes, sign offer or counter.

Receive and thoroughly review all offers submitted

Pre-negotiate with other Agent before writing, if applicable

Discuss Buyer’s financial qualifications, terms, and times

Discuss exclusions, dates, etc. with other Agent

Review Contract Addendum thoroughly

Evaluate offer(s) and prepare a “Net Sheet” on each offer for Seller

Discuss offer with Seller

Negotiate the offer and options

Get pre-qualification letter

Sign offer or prepare Counterproposal, if necessary

Prepare and convey any counteroffers, acceptances, or amendments

Acceptance Deadline Time

Renegotiate however many times necessary and finalize

Make applicable copies

Convey signed copies to other Agent

After Contract Signed by All Parties:

Make sure all Contracts and disclosures signed properly. Deliver Earnest Money and Contract to Title Company, order Title Commitment. Order payoff from mortgage company, meet all deadlines, coordinate inspections and appraisal, explain moving and closing issues with Seller.

Order Title work

Make copy of Earnest money and Contract

Deliver check and Contract to Title Company

Notate dates on calendar

Send date sheet to Seller

Do necessary paperwork for unusual conditions

If Seller and Buyer both our clients, do Change of Status Notice

Copies of leases and damage deposit receipts, if applicable

Order payoff

Seller’s Property Disclosure Deadline

Inspection Objection DeadlineResolution Deadline

Property Insurance Objection Deadline

Change status on MLS and print to verify

Review all paperwork for signatures

Get all necessary signatures

If mail-out, get instructions and addresses

Notify Title Company of Mail out

If POA needed, get original from Title Company

Get POA signed and notarized

“Under Contract” info letter to Seller

Signed copies of Contract to Seller

Remind Seller to notify Utility Company to stop service and do a “final read”

Discuss with Seller advantages/disadvantages to continued showings

Discuss what happens if other offers come in between Contract and Closing

Change showing instructions in Centralized Showing

Referral agent needed for Sellers new location?

Resolve any Title Disputes

Resolve any Off Record Matters

Deliver unrecorded property information to Buyer

Have Seller notify Utilities, phone, cable, etc.

Mail “The Moving Guide” with Change-of-address forms to Seller

Set up closing time

Call Buyer’s Agent and coordinate closing time

Verify closing date and time and make all parties aware

Mail time-verification of closing and directions to Seller

Assist in solving any Title problems (boundary disputes, easements, etc.)

Assist in obtaining Death Certificates, if applicable

Cleaning needs (e.g. carpet, kitchen, etc.) upon move-out

Discuss mover and time-frame for move-out with Seller

Home Inspection:

Make arrangements with all parties to coordinate inspection. Thoroughly review inspection report with Seller. Discuss items, willingness and advisability to fix, estimate of costs. Make arrangements with appropriate contractors and vendors to have items fixed.

Set up Inspection

Coordinate time with Seller, Agents, Buyer, Inspector

Review Notice of Unsatisfactory Conditions with Seller

Help Seller negotiate Inspection Objections

Help Seller with repair estimates or a credit at closing

Copy of Inspection Notice to file

Verify prior to closing that all repairs have been made

Get copies of repair receipts

Fax copies of receipts to other Agent

The Home Appraisal:

Do current Market Analysis on property value. Coordinate and meet with Appraiser. Make sure appraisal done in timely manner. Options if appraisal is low. Any appraisal conditions? Coordinate fixing items, if noted. Schedule final inspection.

Set up appraisal

Coordinate time with Seller, Agents, Buyer, Appraiser

Do current CMA for appraiser

Meet appraiser with CMA

If VA, make sure CRV ordered and completed

Track Appraisal Deadline

Verify appraisal completed and satisfactory

If appraisal low, discuss options with Seller

Discuss any conditions on appraisal with Seller

Schedule final inspection on appraisal conditions, if applicable

Verify all conditions met prior to closing

Tracking the Loan Process:

Track the Buyer’s loan progress with other Agent. Make sure all dates and deadlines are met. Keep Seller apprised of current situation. If Contract falls, begin from the beginning. Release of Earnest Money if within Contract dates.

All paperwork to Lender

Make contact with Lender and verify Buyer information

Loan Application Deadline

Buyer’s Credit Information Deadline

Disapproval of Buyer’s Credit Information Deadline

Existing Loan Documents Deadline

Existing Loan Documents Objection Deadline

Loan Transfer Approval Deadline

Contact Lender weekly to ensure processing of loan approval is on track

Notify Seller of loan approval

If Contract Fails:

Start from the beginning. Sign all documentation to terminate, and Release of Earnest Money if within Contract dates. Reinstate on MLS and all internet sites. Reissue flyers and start marketing process again.

Fill out all necessary paperwork

Re-input into MLS

Sign Release of Earnest Money forms

Closing Preparations and Duties:

Schedule a walk-thru with all parties. Confirm that all dates are being met, confirm if mail-out or other documents are needed. Review closing documents and verify that all figures are correct. Deal with all last-minutes crises, make sure Seller brings keys and ID.

Schedule walk through with Buyer, Buyer’s Agent, Seller

Verify with Seller how proceeds of sale being received

If mail-out, verify correct mailing address

Confirm mail-out with Closer

Title Deadline

Title Objection Deadline

Survey Deadline

Survey Objection Deadline

Document Request Deadline

CIC Documents Objection Deadline

Off-Record Matters Deadline

Off-Record Matters Objection Deadline

Right of First Refusal Deadline

Property Insurance Objection Deadline

Coordinate Possession Date and Possession Time

Prepare disbursement authorizations

Notify Title Company of any Amend/Extends or date/money changes

Last minute bills and receipts faxed to Closer including HOW, if applicable

Make sure Closer has all addenda, correct price, rents, or applicable credits

Discuss closing figures with Closer

Check final figures for accuracy

Call Seller and discuss final figures 24 hours prior to closing

Remind Seller to bring picture ID, keys, door openers, receipts, etc.

If not receiving proceeds at closing, discuss Seller’s need for Cashier’s Check

Deal with all last-minute crises

Check file for any unsigned documents

Coordinate this closing with Seller’s next purchase and resolve timing issues

Have a “no surprise” closing so that Seller receives proceeds at closing

Post Sale:

Enter the sales data to MLS and records for County. Remove signs, directionals, and Lockbox. Make sure file is completed and have it copied to disc. Change MLS to SOLD